162-01 Powells Cove Blvd Unit 1M · New York, NY 11357

$249,000

1 bd · 1.0 ba · 717 sqft · Condo · 89 Days on market

Built 1956 ↓ 28% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A super sun-drenched afternoon unit Walk in, no stairs Large BR Washer/dryer combo in unit, patio, Doorman, security, parking, hardwood floors, steps to the pool, fishing dock and docking rights, garden area, full Bridge view, play ground

Key facts

• Fishing dock
• Docking rights
• Garden area

Tags

• WASHER DRYER COMBO IN UNIT
• FISHING DOCK
• DOCKING RIGHTS
• GARDEN AREA
• FULL BRIDGE VIEW

Property features AI

Finance

• Other: Living area recorded from public records
• HOA & community: Association: Cryder Point

Exterior

• Parking: Assigned parking; Carport (1 space); Garage available; Parking fee required
• Security: Building security; Video cameras
• Utilities: Public sewer; Sewer connected
• Home design: Stock cooperative; One-level entry
• Construction: Brick construction
• Exterior features: Patio; Community pool; Waterfront location

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Exhaust fan
• Bedrooms: Bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; Patio; Basement with storage space; Five total rooms; Pets allowed
• Laundry & utility: In-unit washer; In-unit dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $234k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: Rents rising (+3.4%/yr); 289 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• This rent runs 32% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 6y ago; this cycle's ask has dropped $70k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-20,187
• Equity at exit: $37,127

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $11,508
• Equity at exit: $21,529

Cash invested: $69,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 11357

• Rents YoY: 3.4%
• Active inventory: 289
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,557 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $299

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 83%

Sensitivity live

Price	-10% $471	-5% $385	+0% $299	+5% $213	+10% $127
Rent	-10% $97	-5% $198	+0% $299	+5% $400	+10% $501
Rate	-1.0pp $425	-0.5pp $363	base $299	+0.5pp $235	+1.0pp $169

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206-14 Emily Rd Unit 42L Bayside, NY	1.0	1.0	700	$2,700	$3.86	25d	1	0.77mi
16-05 Bell Blvd Unit 1st Floor Flushing, NY	1.0	1.0	700	$2,400	$3.43	25d	1	1.27mi
16-66 Bell Blvd Unit 736 Bayside, NY	—	1.0	600	$2,350	$3.92	25d	1	1.36mi
1670 Bell Blvd Bayside, NY	2.0	1.0–1.5	600	$2,600	$4.33	3d	4	1.37mi
1785 215th St Unit 15J Bayside, NY	1.0	1.0	620	$3,500	$5.65	25d	1	1.40mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pooldoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $249,000 Active 89 DOM
2. 2026-06-17
   days on market $249,000 Active 88 DOM
3. 2026-06-15
   days on market $249,000 Active 86 DOM
4. 2026-06-13
   days on market $249,000 Active 84 DOM
5. 2026-06-10
   days on market $249,000 Active 80 DOM
6. 2026-06-08
   days on market $249,000 Active 79 DOM
7. 2026-06-08
   days on market $249,000 Active 78 DOM
8. 2026-06-04
   days on market $249,000 Active 75 DOM
9. 2026-06-03
   pricedays on market $249,000 Active 74 DOM
10. 2026-06-01
    days on market $259,000 Active 72 DOM
11. 2026-05-31
    days on market $259,000 Active 71 DOM
12. 2026-05-19
    price $259,000
13. 2026-05-04
    price $269,000
14. 2026-04-27
    price $279,000
15. 2026-04-21
    price $299,000
16. 2026-03-21
    listed $319,000 Active
17. 2026-01-01
    historical
18. 2025-09-23
    listed $299,000 Active
19. 2025-06-07
    historical
20. 2025-05-05
    price $279,000
21. 2025-04-21
    listed $289,000 Active
22. 2025-04-17
    historical
23. 2025-04-17
    historical
24. 2025-04-11
    price $295,000
25. 2025-04-03
    price $298,000
26. 2025-03-12
    price $299,000
27. 2025-02-13
    price $319,000
28. 2025-01-23
    price $329,000
29. 2024-10-21
    listed $339,000 Active
30. 2024-10-16
    listed $289,000
31. 2023-07-11
    historical
32. 2023-06-29
    price $349,000
33. 2023-03-12
    listed $299,888 Active
34. 2022-12-31
    historical
35. 2022-12-05
    status Active
36. 2022-12-03
    historical
37. 2022-10-13
    price $335,000
38. 2022-09-03
    listed $353,000 Active
39. 2022-08-03
    historical
40. 2022-07-22
    price $353,000
41. 2022-07-14
    price $355,000
42. 2022-06-27
    price $365,000
43. 2022-06-07
    price $373,000
44. 2022-05-12
    listed $378,000 Active
45. 2021-11-27
    historical
46. 2021-11-12
    listed $338,000 Active
47. 2020-08-14
    historical
48. 2020-08-14
    status Active
49. 2020-08-13
    historical
50. 2020-05-13
    listed $358,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,685
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − Depreciation: −$7,244
• Taxable loss: −$396
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $3,687/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Queens County · 1,914,869 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 43,346
• Household income: $96,988
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 1296.0

Population outlook (Queens County) Hauer SSP2

• Today (2025): 2,546,320 people
• By 2030: 2,643,059 · +3.8%
• By 2040: 2,815,563 · +10.6%
• By 2050: 2,944,423 · +15.6%
• By 2075: 3,123,338 · +22.7%
• By 2100: 3,098,688 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Asian 25% Hispanic / Latino 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Romanian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 35% · China, Canada, South Korea
• Languages at home: 50% English-only · Other Indo-European 14% Chinese 14% Spanish 12%

Political lean MEDSL · Queens

• 2024 margin: Strong D (+24.6) · D 62.3% · R 37.7%
• 2008→2024 swing: -26.2pp toward R · 2008: 50.8pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+45.2 2016: D+53.4 2012: D+58.5 2008: D+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -810.81%
• Current HPI: 285.5469
• Rent YoY: ▲ 3.41%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-27.8% since first listed

42 events — show timeline

• 2026-05-19 Price Changed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-21 Listed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-23 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-21 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-11 Price Changed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $298,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-12 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-13 Price Changed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-23 Price Changed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-21 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-16 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-06-29 Price Changed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-12 Listed $299,888 OneKey® MLS as Distributed by MLS Grid
• 2022-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-12-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-12-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-10-13 Price Changed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-03 Listed $353,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-07-22 Price Changed $353,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-14 Price Changed $355,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-27 Price Changed $365,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-07 Price Changed $373,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-12 Listed $378,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-11-12 Listed $338,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-08-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-05-13 Listed $358,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-03-03 Price Changed $378,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-16 Listed $358,888 OneKey® MLS as Distributed by MLS Grid